HomeMy WebLinkAboutExhibit_4_Traffic_Analysis
TECHNICAL MEMORANDUM
Project: Bezos’ Academy – North Highlands, Renton
Subject: Transportation Analysis for Change of Use
Date: October 26, 2021
Author: Tod S. McBryan, P.E.
This memorandum presents traffic generation estimates and an impact fee recommendation for the
proposed Bezos’ Academy – North Highlands, Renton project. Please contact Tod McBryan at (206) 527-
8410 with any questions regarding this memorandum.
1. Project Description
The Bezos Academy proposes to make interior improvements to a portion of one of two existing
buildings on the North Highlands Community Center site located at 3000 – NE 16th Street in Renton.
Project permitting with the City of Renton requires a change of use—from community center to
preschool—for the affected portion of the facility. The following provides an overview of the Bezos
Academy, a description of the existing site, and the changes proposed.
1.1. Overview of Bezos Academy
The Bezos Academy will be a tuition-free preschool for up to 60 children ages 3 to 5 specifically intended
to serve the low-income families living close to the site. There are currently 58 program-eligible (income
and age) children living within a ½-mile of the building and over 320 units of affordable (tax-credit-
eligible and/or maximum income) family housing units1 within 1.5 miles and along the two Metro Transit
routes (Routes 105 and 111) that serve the site.
The core schedule planned for the preschool is from 9:30 A.M. to 3:30 P.M. daily, similar to an elementary
school schedule and similar to the schedule of the Inclusive Preschool located at the adjacent Meadow
Crest Early Learning Center. The Bezos Academy will offer flexible hours for child drop-off (8:00 to
9:30 A.M.) and pick-up (3:30 to 5:30 P.M.). The preschool is expected to have 10 employees.
1.2. Site Description
The North Highlands Community Center is located on a 2.6-acre parcel at the northwest corner of the NE
16th Street / Kirkland Avenue NE intersection in the Renton Highlands neighborhood. The site is bounded
on the north by the Hillcrest Terrace—a 60-unit low-income senior and/or disabled community residential
apartment complex—and on the west by the Renton School District’s Meadow Crest Early Learning
Center. The community center has an on-site parking lot with 20 parking spaces accessed from a single
driveway on NE 16th Street. There is a King County Metro Transit stop (with a shelter) located in front of
the community center on NE 16th Street served by Routes 105 and 111, which provide service to the
Renton Transit Center and downtown Seattle.
The two buildings on the North Highlands Community Center site have a combined total of 8,626 square
feet (gross floor area)—6,356 sf in Building A and 2,270 sf in Building B.2 The two buildings are
connected by an overhead breezeway. Figure 1 shows the site location and vicinity.
1 Rentonhousing.org: Cole Manor (28 units), Chantelle (17 units), Highlands House (15 units), Cedar Park Apts (244 units),
Glennwood Townhomes (8 units), Kirkland Ave Townhomes (18 units), Brickshire Estates (12 units), Rolling Hills 15 units)
2 Bassetti Architects, October 2021.
Exhibit 4
RECEIVED
11/04/2021
AMorganroth
PLANNING DIVISION
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2
Bezos’ Academy – North Highlands, Renton
Transportation Analysis for Change of Use
October 26, 2021 | 2
Figure 1. Site Location and Vicinity
Source: Google Earth, October 2021.
1.3. Proposed Site Modifications
The proposed project would make interior changes to Building A creating three small classrooms,
administrative spaces, and restrooms to accommodate the Bezos Academy Preschool. The new preschool
space would have a total of 4,603 sf within Building A. The remainder of Building A (a multipurpose
room) and Building B would not be used by Bezos Academy and are expected to continue operating as
community center spaces. The following summarizes the existing and proposed building areas; Figure 2
shows the interior building plan for the proposal.
Building Uses Existing Proposed
Community Center 8,626 sf 4,023 sf
Bezos Academy Preschool 0 sf 4,603 sf
Total 8,626 8,626
Source: Bassetti Architects, October 2021.
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2
Source: Bassetti Architects, October 2021
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2
Bezos’ Academy – North Highlands, Renton
Transportation Analysis for Change of Use
October 26, 2021 | 4
2. Trip Generation Estimates
Trip generation estimates for the proposed change of use were developed using standard rates and
equations published in the Institute of Transportation Engineers’ [ITE] Trip Generation Manual.3 First trip
estimates were derived for the existing site condition—with all buildings used as a community center.
Then, estimates were prepared for the proposed condition—with a part of one building used as a preschool
and the remaining space continuing to be used as community center space. The difference between the two
estimates reflects the impact of the proposed change of use. The following sections describes each step.
2.1. Existing Community Center
Trip estimates for the existing community center were developed using rates for Recreational Community
Center (ITE Land Use Code 495) and the existing total size of two buildings—8,626 sf. Note that this
land use is described in the manual as follows:
These facilities often include classes and clubs for adults and children, a day care or nursery school,
meeting rooms and other social facilities, swimming pools and whirlpools, saunas, tennis, racquetball,
handball, pickle ball, basketball and volleyball courts; outdoor athletic fields/courts, exercise classes,
weightlifting and gymnastics equipment, locker rooms, and a restaurant or snack bar.
As shown, the existing community center use is estimated to generate 250 trips per day with 16 trips in
the AM peak hour and 22 trips in the PM peak hour.
Table 1. Trip Generation Analysis – Existing Community Center
Land Use Size (sf) Daily Trips
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Community Center Trip Rates 1 28.82 trips /
1,000 sf
1.91 trips / 1,000 sf
(66% in, 32% out)
2.50 trips / 1,000 sf
(47% in, 53% out)
Existing Site 8.626 250 10 6 16 10 12 22
Source: Heffron Transportation Inc., October 2021.
1. ITE, Trip Generation Manual, LU 495, 11th Edition, September 2021.
2.2. Proposed Facility with Bezos Academy
ITE’s Trip Generation Manual does not have a category that exactly matches the proposed Bezos
Academy preschool; therefore, traffic estimates were developed using rates and equations published for a
similar use—Elementary School (ITE Land Use Code 520)—since the hours of operation and trip patterns
best match this use. It is acknowledged that the elementary school rates reflect some transportation of
students by school bus, which would not occur for the Bezos Academy. However, due to the proximity of
likely students (58 program-eligible children living within a ½-mile of the building) and the concentration
of affordable housing along Metro Transit routes that serve the site, it is reasonable to expect some of the
children enrolled at the Bezos Academy will arrive and depart with parents or guardians that walk and/or
use transit each day, similar to walk and school-bus levels for a neighborhood elementary school.
The manual offers two different independent variables with which to estimate trip generation—number of
students and number of employees. Based on extensive study by Heffron Transportation, school rates
based on students provide the best estimate of trip generation and were selected for application. The trip
generation estimates for the Bezos Academy are presented in Table 2. The portions of the buildings that
3 ITE, 11th Edition, September 2021.
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2
Bezos’ Academy – North Highlands, Renton
Transportation Analysis for Change of Use
October 26, 2021 | 5
would not be part of the Bezos Academy were assumed to remain operating as community center spaces.
The trip estimates for remaining community center spaces and the combined total for the site with the
Bezos Academy are also presented in Table 2. As shown, the combined facility is forecast to generate 252
trips per day with 52 AM peak hour trips and 20 PM peak hour trips.
Table 2. Trip Generation Analysis – Combined Bezos Academy and Community Center
Land Use Size Daily Trips
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Elementary School Rates 1 2.27 trips /
student
0.74 trips / student sf
(54% in, 46% out)
0.16 trips / student
(46% in, 54% out)
Bezos Academy 60 students 136 24 20 44 4 6 10
Community Center Trip Rates 2 28.82 trips /
1,000 sf
1.91 trips / 1,000 sf
(66% in, 32% out)
2.50 trips / 1,000 sf
(47% in, 53% out)
Community Center 4,023 sf 116 5 3 8 5 5 10
Site Total With Project 252 29 23 52 9 11 20
Source: Heffron Transportation Inc., October 2021.
1. ITE, Trip Generation Manual, LU 520, 11th Edition, September 2021.
2. ITE, Trip Generation Manual, LU 495, 11th Edition, September 2021.
2.3. Net Change in Trip Generation Due to Proposal
The net change in trips expected as a result of the change in use for part of the community center would
consist of the total with-project trips minus the estimated number of existing trips generated. The net
change in vehicle trips is summarized in Table 3. As shown, the proposed project is anticipated to generate
about the same number of daily and PM peak hour trips as the existing community center. It would be
expected to generate an increase in trips during the morning peak hour; it would also be expected to reduce
the number of trips generated by the site during evening hours.
Table 3. Net Change in Vehicle Trips
Daily AM Peak Hour PM Peak Hour
Land Use Trips In Out Total In Out Total
Combined Site With Bezos Academy 252 29 23 52 9 11 20
Existing Community Center -250 -10 -6 -16 -10 -12 -22
Net Change in Site Generated Trips 2 19 17 36 -1 -1 -2
Source: Heffron Transportation, Inc., October 2021.
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2
Bezos’ Academy – North Highlands, Renton
Transportation Analysis for Change of Use
October 26, 2021 | 6
3. Transportation Impact Fees
The City collects transportation impact fees from new development and has outlined fee rates for a variety
of uses. The City’s 2021-2022 Development Fees schedule does not include a specific rate for preschools
or elementary schools. Renton Municipal Code (RMC) allows for an independent transportation
mitigation fee calculation as stated in RMC 4-1-190.H.1:
If, in the judgment of the Administrator, none of the fee categories or fee amounts set forth in the
City’s Fee Schedule published and on file with the City Clerk accurately describes or captures
the impacts of a new development on public facilities, the Department may conduct independent
fee calculations and the Administrator may impose alternative fees on a specific development
based on those calculations.
As presented in Table 3, the proposed change of use to accommodate the Bezos Academy is not forecast
to result in an increase in PM peak hour trips. Therefore, no transportation impact fee should be required.
It is noted that recent Washington State legislation (effective July 25, 2021, Substitute House Bill (SHB)
1331) prohibits local governments from imposing impact fees on the development of an early learning
facility (as defined in RCW 43.31.5654) that are greater than those imposed on commercial retail or
commercial office development activities that have similar vehicle trip characteristics. It also requires that,
“When a facility or development has more than one use, the limitations…or the exemption applicable to an
early learning facility…only apply to that portion that is developed as an early learning facility. The impact
fee assessed on an early learning facility in such a development or facility may not exceed the least of the
impact fees assessed on comparable businesses in the facility or development.” The legislation also allows
local governments to partially or fully exempt early learning facilities from impact fees, if desired.
TSM/tsm
BA North Highlands - Transportation Analysis - FINAL
4 RCW 43.31.565—Definitions: "Early learning facility" means a facility providing regularly scheduled care for a group of
children one month of age through twelve years of age for periods of less than twenty-four hours.
DocuSign Envelope ID: 8D016269-E80A-4AD5-A01A-AFF2EDBED7C2